5600 #72 Shute Rd · Nedrow, NY 13084

$95,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 52 Days on market

Built 1991 Fair condition Est $99k · at est. $650/mo HOA · 41% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.0/30.0
• 1% rule +10.0/10.0
• ARV discount +9.5/15.0
• Appreciation +8.3/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This well-maintained 2 bedroom, 2 full bath, double-wide manufactured home with a 2 car garage, situated on a double lot in Hidden Hills Mobile Home Park, features solid drywall construction throughout (no paneling), giving it a more traditional feel. The open layout includes a kitchen, dining, and living areas, with a breakfast bar and abundant natural light. A sunroom addition with Comfort Windows provides additional year-round living space and opens directly off the dining area. The primary bedroom is spacious and includes a private bath with separate tub, shower, walk-in closet, and ample storage. A second large bedroom offers multiple closets and access to a full hall bathroom, suitabl

Key facts

• Open layout
• Sunroom addition
• Garage

Tags

• SOLID DRYWALL CONSTRUCTION
• OPEN LAYOUT
• SUNROOM ADDITION
• PROFESSIONALLY LANDSCAPED YARD
• DETACHED SHED WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $87k (8.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#415 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, schools D, amenities F.
• Lafayette Central School District (rural): math 45% / reading 56% proficiency, ranked #351 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.7% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $86,660 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $99,456
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 #72 Shute Rd	0.00mi	2/2.0	1,344 (0%)	0mo	$90,000	$67	100
5600-65 Shute Rd	0.02mi	2/2.0	1,248 (-7%)	6mo	$60,000	$48	82
5600 Shute Rd #52	0.00mi	3/2.0 (+1)	1,344 (0%)	22mo	$99,000	$74	76
5600 #88 Shute Rd	0.14mi	2/2.0	1,248 (-7%)	11mo	$94,500	$76	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.05×
• Total profit: $27,947
• Equity at exit: $63,728

10-year hold

• IRR: 15.2%
• Equity multiple: 4.20×
• Total profit: $85,081
• Equity at exit: $119,194

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13084

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$650
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-58

Break-even live

Break-even rent $1,654

Max offer price $86,660

Occupancy floor 99%

Sensitivity live

Price	-10% $8	-5% $-25	+0% $-58	+5% $-90	+10% $-123
Rent	-10% $-183	-5% $-120	+0% $-58	+5% $5	+10% $67
Rate	-1.0pp $-10	-0.5pp $-33	base $-58	+0.5pp $-82	+1.0pp $-107

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 3 events

1. 2026-04-04
   status Pending
2. 2026-03-29
   historical Active Under Contract
3. 2026-02-10
   listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,970
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − HOA: −$7,800
• − Depreciation: −$2,764
• Taxable loss: −$1,850
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $-248/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home appears to be in fair condition with potential for moderate renovations to improve its resale and rental value. Further investigation is needed for a more accurate assessment.

Value-add opportunities

• Both Painting and updating the interior walls and trim — Fresh paint can improve the home's appearance and appeal to potential buyers or renters.
• Both Updating the kitchen and bathrooms with modern fixtures and appliances — Modernizing these spaces can significantly increase the home's value and attract more buyers or renters.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract more interest from potential buyers or renters.
• Both Upgrading the HVAC system — A reliable HVAC system is essential for comfort and can improve the home's energy efficiency, which is attractive to buyers and renters.
• Both Reconditioning or replacing the sunroom windows — Comfort Windows are likely energy-efficient and can improve the home's energy performance and comfort, which is attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and updating the interior walls and trim — Fresh paint can improve the home's appearance and appeal to potential buyers or renters. ↑
• Both Updating the kitchen and bathrooms with modern fixtures and appliances — Modernizing these spaces can significantly increase the home's value and attract more buyers or renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract more interest from potential buyers or renters. ↑
• Both Upgrading the HVAC system — A reliable HVAC system is essential for comfort and can improve the home's energy efficiency, which is attractive to buyers and renters. ↑
• Both Reconditioning or replacing the sunroom windows — Comfort Windows are likely energy-efficient and can improve the home's energy performance and comfort, which is attractive to buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lafayette Central School District
• NCES district ID: 3616410
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 56% ▲ 22.00%
• Median HH income: $63,210
• Composite: 44.42/100
• National rank: #2809
• State rank: #351 of 590 in NY

Livability — Nedrow

• Score: 71/100
• State rank: #415
• US rank: #7218

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C- Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,764

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Black 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 6% Lithuanian 6% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 312.478
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

3 events — show timeline

• 2026-04-04 Pending — CNYIS
• 2026-03-29 Contingent — CNYIS
• 2026-02-10 Listed $95,000 CNYIS